HomeMy WebLinkAboutORD-2003-108 Text Amendments to Article 6.29.3 of the Orange County Zoning Ordinance (Economic Development Districts Design Manual)ORANGE COUNTY BOARD OF COMMISSIONERS 039
AND
PLANNING BOARD
PUBLIC HEARING AGENDA ITEM ABSTRACT -°'L`�_°2d 3
Meeting Date: August 25, 2003,
Action Agenda
Item No. C.2.a &b
SUBJECT: Buckhorn EDD Proposed Amendments to Permitted Use Table
DEPARTMENT: Planning & Inspections PUBLIC HEARING: (YIN) Yes
ATTACHMENT(S): INFORMATION CONTACT:
• Proposed Amendments to Permitted Use Craig Benedict, ext 2592
Table Dianne Reid, ext 2326
• EDD Permitted Use Table Gene Bell, ext 2589
• Amended Permitted Use Table for
Hillsborough Area EDD TELEPHONE NUMBERS:
• I -85 /Buckhorn Road EDD Map Hillsborough 732 -8181
Chapel Hill 968 -4501
Durham 688 -7331
Mebane 336- 227 -2031
PURPOSE: To.receive comment on proposed amendments to the permitted use
table for the 1 -85/ Buckhorn Road Economic Development District (Buckhorn EDD) to
correct a text error and consider possible changes in use.
BACKGROUND:
Correction of Text Error
The heading on each page of the Permitted Use Table (see Attachment 2) in the EDD
Design Manual contains the following text regarding special use permits: "...or by the
Board of Adjustment as a Class A Special Use (`B')." "Class A" should be amended to
read "Class B" since this is the type of permit issued by the Board of Adjustment.
Review of Permitted Uses and Approval Processes
A proposed amendment to Article 6.29.3 of the Zoning Ordinance in the Buckhorn
EDD was presented at the November 25, 2002 quarterly public hearing. The EDD is
comprised of 845 acres; all classified as Primary Development Area. The amendment
(which was not adopted) was examining approximately 530 acres south of 1 -85.
The permitted Use Table in the Economic Development Districts Design Manual
contains an extensive list of "Primary" land uses, which depending on their intensity,
are permitted by:
County staff following review and approval;
• the Board of Adjustment (Class B) following a public hearing; or
GAComprehensive Planning Div \GENE\2003 Public Hearings\Aug 25\Buckhom EDD PH Abstract.doc
040 • the Board of County Commissioners (Class A) following a public hearing.
A re- examination of all uses in the EDD area is warranted based upon the inactivity
over eight years and developing a mixture of compatible and supporting uses that may
enhance the potential of the area.
A use not listed in Primary EDD is "Schools, elementary, middle, and high." However,
vocational schools are permitted as a Class A use in the Primary EDD and staff is
suggesting that public schools are also similarly compatible.
Geographically, the portion of the EDD south of 1 -40/85 is independent of areas in the
Efland village area. The lack of development activity in this portion of the EDD,
coupled with the possible extension of water and sewer to the area warrants
reconsideration of the permitted use table to add important public service uses such as
schools and to improve the compatibility of potentially adjacent uses in a liberal use
Primary EDD area.
Before a new use is added to or deleted or amended in the EDD, a complete review of
all uses is in order to:
1. Determine if existing uses are still relevant (i.e., should there be additions,
deletions, or changes in the approval process ?).
2. Address compatibility issues with the proposed new uses.
Recommendations of Staff
A team composed of Planning and Economic Development Staff has reviewed
permitted uses. The attached table (see Attachment 1) lists current staff proposals
which were reviewed with the Planning Board on August 6, 2003.
FINANCIAL IMPACT: None.
RECOMMENDATION: Planning Staff and Economic Development Staff recommend
approval of the proposed amendments.
The Administration recommends that the proposed amendments be referred to the
Planning Board for a recommendation to be returned to the BOCC no sooner than
October 1, 2003.
GAComprehensive Planning Div \GENE\2003 Public Hearings\Aug 25\Buckhom EDD PH Abstract.doc
Attachment 1
PROPOSED AMENDMENTS TO PERMITTED USE TABLE FOR 1- 85 1BUCKHORN ROAD EDD
(August 25, 2003 Public Hearing)
ACTION LAND USE EXISTING PROPOSED REASONS FOR PROPOSED CHANGE PAGE
Add Schools, elementary, Not A Similar use (vocational schools — Class A) already 2.2.10
middle, and high Permitted allowed, lack of economic development activity coupled
with possible extension of water and sewer to EDD
warrants consideration of other uses, particularly those
classified as an essential public facility.
• Golf driving and practice Not Permitted Low impact use that fills a recreational need, requires 2.2.11
ranges Permitted Use few public services, provides some employment
opportunities, contributes more to the tax base than
undeveloped land, and can be readily converted to a
more intensive use providing greater economic benefit.
Delete I • Motor freight terminals
• Storage and distribution of
petroleum products
• Motor vehicle maintenance
and repair (body shop)
Change I • Cut stone products
Bus terminals and garages
• Restaurants (carry-out,
dVe -OR, and general) when
located in a service building,
court or plaza, or enclosed
mall consisting of multiple
uses
Permitted
Use
A -PD
0 F0011
Permitted
Use
Permitted
Use
F-' 11W
Not
Noise, air quality, and visual impacts resulting from
Permitted
heavy truck traffic and 24 -hour operations.
Not
Air quality and fire concerns stemming from potential
Permitted
leaks and spills.
Not
Noise, air quality, and visual impacts resulting from
Permitted
repair operations, painting, and outside storage.
A -PD I To more effectively manage noise and dust impacts.
A -PD To more effectively manage noise, traffic, air quality,
and visual impacts.
Permitted Incorporating with other uses under one roof makes it
Use possible to address cumulative impacts as opposed to
separate buildings, setbacks, ingress /egress, parking,
and landscaping for individual uses.
r
2.2.9
2.2.11
2.2.5
2.2.7
2.2.9
Attachment 1
ACTION
LAND USE
EXISTING
PROPOSED
REASONS FOR PROPOSED CHANGE
PAGE
Change
. Retail trade, sales and
A -PD
Permitted
Grouping uses under one roof makes it possible to
2.2.10
rental of durable and
Use
address cumulative impacts as opposed to separate
convenience goods,
buildings, setbacks, ingress /egress, parking, and.
merchandise, and
landscaping for individual uses.
equipment, including mail
order houses, when located
in a service building, court
or plaza, or enclosed mall
consisting of multiple uses
• All FINANCE, INSURANCE,
A -PD
Permitted
Uses usually limited to single office or suite of offices;
2.2.10
AND REAL ESTATE uses*
Uses
site plan review is generally straight - forward because
acreage and building square- footage requirements are
not extensive; impacts of use (except traffic) contained
within building; and such uses are moderate traffic
generators with office visits generally spread
throughout business day as opposed to peak hours.
• Beauty and barber shops
A -PD
Permitted
Uses usually limited to single office or suite of offices;
2.2.11
Use
site plan review is generally straight - forward because
acreage and building square- footage requirements are
not extensive; impacts of use (except traffic) contained
within building; and such uses are moderate traffic
generators with office visits generally spread
throughout business day as opposed to peak hours.
e Health services, including
A -PD
Permitted
Uses usually limited to single office or suite of offices;
2.2.11
doctors and dentists offices,
Uses
site plan review is generally straight - forward because
and medical and dental
acreage and building square- footage requirements are
laboratories
not extensive; impacts of use (except traffic) contained
within building; and such uses are moderate traffic
generators with office visits generally spread
�-
throughout business day as opposed to peak hours.
�numues banks, savings and loans, and credit unions; credit agencies and institutions; security and commodity brokers, and investment
offices; insurance carriers and agents; and real estate agents and brokers.
Attachment 1
ACTION
LAND USE
EXISTING
PROPOSED
REASONS FOR PROPOSED CHANGE
PAGE
Change
. Other offices and personal
A -PD
Permitted
Uses usually limited to single office or suite of offices;
2.2.11
services; e.g., attorneys,
Use
site plan review is generally straight- forward because
watch and jewelry repair,
acreage and building square- footage requirements are
computer programming and
not extensive; impacts of use (except traffic) contained
data processing,
within building; and such uses are moderate traffic
employment and travel
generators with office visits generally spread
agencies, and accounting,
throughout business day as opposed to peak hours.
engineering, architectural,
and surveying offices
c�
CAP
044
- This page left blank intentionally -
Attachment 2
PERMITTED USE TABLE — ECONOMIC DEVELOPMENT. DISTRICTS
NOTE: The following table indicates uses which may be permitted in each of the three Economic Development Districts. Many of the uses listed (eg.,
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. 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 4C lass A Special Use
Where the use is nor listed or the column is vacant, the use is not allowed.
Land Use
Development Area
I- 85 /Buckhorn Road
I- 40/O1d NC Hwy
86•
I -85iUS
Highway 70
Primary
Secondary
Primary
Secondary
Primary
Secondary
I
II
Overlay"
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Dwelling, sin le —famil
Only in designated
locations and subject
to design standards
x
x
x
x
Dwelft, two—family
x
x
x
x
Dwe ' , multi—family
x
x
x
Dwelling, mobile home (For replacem on t of
eadsdn mobile home
x
x
x
x
Tem orar mobile home or custodial care
B
B
B
B
B
B
B
Temporary mobile home (For occupancy d urmg
construction of permanentresidendal unit and for
30 after issuance of Certificate of Occu anc
x
x
x
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Animal hospital/veterinarian
A —PD
x
x
x
x
Class I kennel
A —PD
x
Class II kennel
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B
Building contractors
x
X
x
x
x
Plumbing, heating, electrical, and similar trade
contractors
x
x
x
x
Amended 1- 17 -95; 6- 26 -95
* *Hours of operation for permitted nonresidential uses are lbited from 6:OOA.M. to 11:00 P.M. in the Primary OverlayArea.
c�
Economic Development Districts Design Manual Page 2.2.4 .�
X see amended permitted use table for Hillsborough Area EDD .
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. 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 Class A Special Use ( "B ").
Where the use is nor listed or the column is vacant, the use is not allowed.
Land Use
Development Area
I- 85 /Buckhorn Road
I- 40/O1d NC Hwy 86s
I -85/US
Highway 70
Primary
Secondary
Primary
Secondary
Primary
Secondary
I
II
Overlay's
...................................:... ..............................:
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Food Products see listing below
— Dairy
x
x
x
x
— Bakery
x
x
x
— Bottft plants
x
x
x
x
— Miscellaneous food preparation; e.g., coffee
roasting, condiments, confectionary products, etc.
x
x
x
x
Paper Products see listing below
— Converted paper and paperboard products
x
x
x
x
— Paperboard containers and boxes
x
x
x
Furniture and Fixtures see listing below
— Household and office furniture
x
x
x
x
— Miscellaneous furniture and fixtures
x
x
x
x
Printing and Publishing Establishments
x
x
x
x
Pharmaceutical Products
x
x
x
x
Rubber and Plastic Products see listing below
— Rubber and plastic footwear
x
x
x
x
— Rubber and plastic hose and belting
x
x
x
— Miscellaneous plastic products; eg., plastic pipe,
packaging materials, etc.
x
x
x
x
Stone, Glass, Clay, and Concrete Products
see listing below
Flat glass
x
x
x
x
— Glass and glassware
x
x
x
— Pottery and related products
I x
J
x
x
— Cut stone products
x
x
x
x
* Amended 1- 17 -95; 6- 26 -95.
*"Hours of operation for permitted nonresidential uses are Ifrnited from 6.•OOA.M. to 11:00 P.M. in the Rtnary OverlayArea.
Fconomic Development Districts Design Manual Y can nmpnriPd permitted use table for Hillsborough Area EDD 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. 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 aLclass A Special Use ( "B ").
Where the use is nor listed or the column is vacant, the use is not allowed.
Development Area
I- 85/Buckhorn Road I -40 /Old NC Hwy 86*
Land Use Primary
-Primary Secondary I II Overlay ** Secondary
;.�.�,;1.!.F!I;� f.. �! 7! JF: e4�li�i..; i4; �. 4?l.. M....;: IR����� :..:::.:......................................,............,......:.............. ........................,...... .. .
Fabricated Metal Products see listing below
I -85/US Highway 70
Primary
Secondary
— Metal cans and shi in containers
x
x
x
x
— Cutlery and hand tools
x
I
x
x
— Heating equipment, except electric and warm
air; and plumbing fixture
X
X
\
x
x
— Fabricated structural metal products
x
N
x
x
x
— Nuts, bolts, screws, rivets, and washers
x
x
x
x
Industrial Machinery see listing below
— Engines and turbines
X
x
x
— Farm/garden machinery and equipment
x
x
x
X
— Metalworking machinery and equipment
x
x
x
X
— Special industrial machinery; e.g., textile
machinery
X
x
x
X
— General industrial machinery and equipment;
eg., purification equipment, ball and roller
bearings, etc.
x
x
x
x
— Office, computing, and accounting machines
x
X
X
Electronic Equipment see listing below
— Electric transmission and distribution
x
x
x
x
— Electrical industrial apparatus
x
x
x
x
— Household appliances
X
x
x
x
— Electric lighting and wiring equipment
x
x
x
r Radio and television receiving equipment
x
x
x
x
— Communications equipment
x
x
X
x
l * Amended 1- 17 -95, 6- 26 -95.
"Hours of operation for permitted nonresidential uses are limited from 6:OOA.M. to 11:00 P.M. in the .Primary OverlayArea. r
Economic Development Districts Design Manual Page 2.2.6
X Coo amndPd permitted use table for Hillsborough Area EDD
PERMITTED USE TABLE — ECONOMIC DEVELOPMENT DISTRICTS "0
00
NOTE: Where an "X" appears in the column, the use is allowed, and development plans will be reviewed and approved by County staff. 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 ap roved 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 nor listed or the column is vacant, the use is not allowed.
Land Use
Development Area
I- 85 /Buckhorn
Road
I- 40 /OId NC Hwy
86*
I -85/US Highway 70
Primary
Secondary
Primary
Secondary
Primary
Secondary
I
II
Overlay **
=y �.y.y�...:...:.:..::::.::.:........ .
i`n �yyyy
?i1:T:TM:Tt'.ee:
X•';; %{;:i,
: ?:i +4:ti:
:. j: .';:i:•::: 't:::v'•+
i:• {i i si :<:i:•r,.;:; ^.; #f ;;.';:.;: ?:•:i
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Electronics Equipment Continued
— Electronic components and accessories
x
x
x
x
Transportation Equipment see listing below
— Motorcycles, bicycles, and parts
x
x
x
x
— Miscellaneous transportation equipment; eg.,
motor vehicle components
x
x
x
x
Instruments see listipg below
— Measuring, anatghg, and controlling instruments
x
x
x
x
— Photographic, medical, and optical goods
x
x
x
— Watches and clocks
x
x
x
X
Miscellaneous Manufacturing Industries
see listing below
— Jewelry and silverware
x
x
x
x
— Musical instruments
x
x
x
x
— Toys, sporting, and athletic goods
x
x
x
x
�- Pen, pencils, office, and artist supplies
x
x
x
x
— Miscellaneous manufacturing industries; e.g.,
costume jewelrX, novelties, buttons, etc.
x
x
x
ANS
....... ............................... TIDN .0�.?MMCXNICATI{� ..S...
...
.............................:.................................
...............................
Rail/bus passenger shelter
x
x
x
x
x
x
x
x
Bus terminals and garages
x
x
x
x
Surface and structure parking as principal use
(When associated with a local or regional
transpartation goal such as mass transit or
ark —and —ride
x
x
x
* Amended 1- 17 -95; 6- 26 -95.
* *Hours of operation for permitted nonresidential uses are lanited from 6.•00A.M. to 11:00 P.M. in the Primary Overlay Area.
Economic Development Districts Design Manual X Page 2.2.7
see amended permitted use table for Hillsborough Area EDD
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. 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 beenlapproved 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 4CIass A Special Use ( "B ").
Where the use is nor listed or the column is vacant, the use is not allowed.
* Amended 1- 17 -9S; 6- 26 -9S.
* *Hours of operation far permitted nonresidential uses are lanited from 6 :00A.M. to 11:00 P.M. in the Primary Overlay Area
Economic Development Districts Design Manual �[ Page 2.2.8 U
moo �manrlc�rl narmittcrl ilea tahla fnr HiliGhnrnttah Area ED
Development Area
I- 85 /Buckhorn Road
I -40 /Old NC Hwy 86'
I -85/US
Highway 70
Primary
Land Use
I
II
Overlay*.*
Primer
Seconder
Secondary
Primary
Seconder
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KZE
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v:::...::•...... .....................t.........
........
Public utility stations and sub - stations, switching
A A A A
A
A A
A
stations and telephone exchanges
Radio and television transmitting and receiving
B
B
towers
Elevated water storage tank (Permitted as
B
$
B
B
B
accessory use without Special Use Permit
Transmission lines
B
B
B
B
B
B
B
B
Water and sanitary sewer pumping stations
x
x
X
x
x Y
x
x
x
Motor fre' ht terminals
x
x
Postal and parcel delivery services
x
x
x
x
Storage and warehousing, inside building
x
x
x
x
Storage of goods, outdoors (Accessory only and
x
x
subject to screening
... ...................... ...... .........: .. �.. v: :•.;::: ::v.::+ :::n:::;:::::::::•.v: • v:::: LL ?:•
1Tis1LSA%aE:'�R,. A...: E:: :::.:.:::..:..::............:........................:::.::::.::.:................................
}:• ?'• ? };�yn:•:ti• ?:• ?: :• } }•v • } ?.v }::
v::: •? ;•:: •:: w::• } ?Y: v:: : ^'+•,U..::;•.v;.,;:;::3: ti::.} ?:.; }•:
...............................
v: •::...:,......
,.::: v?.•,
Durable Goods see listing below
— Automotive parts and supplies
x
x
x
x
In an enclosed buildin
— Furniture and home furnishings
x
x
x
— Lumber and other construction materials
x
x
x
x
—Electrical goods
x
x
x
x
— Sporting, recreational, photographic,
x
x
x
x
and hobby goods; toys and supplies
— Hardware, plumbing, and heating equipment
x
x
x
and supplies
— Machinery, equipment, and supplies
x
x
x
x
* Amended 1- 17 -9S; 6- 26 -9S.
* *Hours of operation far permitted nonresidential uses are lanited from 6 :00A.M. to 11:00 P.M. in the Primary Overlay Area
Economic Development Districts Design Manual �[ Page 2.2.8 U
moo �manrlc�rl narmittcrl ilea tahla fnr HiliGhnrnttah Area ED
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. 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 b 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 Class A Special Use ( "B ").
Where the use is nor listed or the column is vacant, the use is not allowed.
Land Use
Development Area
I- 85 /Buckhorn Road
I -40 /Old NC Hwy 86*
I -85/US Highway 70
Primary
Secondary
Primary
Secondary
Primary
Secondary
I
II
Overlay"
........................................................................................
............ :.... ...................................................................
...............................
Non — Durable Goods see listing below
Parm equipment sales
A —PD
— Paper and paper products
x
x
x
Motor vehicles, new and used, sales and rental
A —PD
x `
— Pharmaceuticals and cosmetics
x
x
x
Motor vehicle service station
A —PD
x
— Apparel and piece goods
x
x
x
Nightclubs, bars, and pubs (Only as accessory use
x
x
x
— Groceries and related products
x
x
x
to hotel, motel or restaurant)
x
— Beer, wine, and distilled alcoholic beverages
x
x
x
Restaurants (carry—out, drive —in, and general)
A —PD
x
Storage and distribution of petroleum products --
--
--
(Facilities for local distribution and sales only —.
A —PD
A —PD
bulk terminals and tank farms rohlbited
Parm equipment sales
A —PD
x
Motor vehicles, new and used, sales and rental
A —PD
A
x
Motor vehicle service station
A —PD
x
Nightclubs, bars, and pubs (Only as accessory use
x
x
x
x
to hotel, motel or restaurant)
Restaurants (carry—out, drive —in, and general)
A —PD
x
in a separate, free—standing building
Restaurants (carry—out, drive —in, and general)
when located in a service building, court or plaza,
or enclosed mall consisting of multiple uses
A —PD
x
x
(Drive —in restaurants are not permitted in the
I -40 101d NCH 86EDD.
* Amended 1- 17 -95; 6- 26 -95.
**Hours of operation for permitted nonresidential uses are hinited from 6.'OOA.M. to II:OO P.M. in the Primary Overlay Area.
Economic Development Districts Desgn Manual Page 2.2.9
. i see. amended permitted use table for Hillsborough Area EDD
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. 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 Class A Special Use ( "B ").
Where the use is nor listed or the column is vacant, the use is not allowed.
Land Use
Development Area
I- 85 /Buckhorn Road
I -40 /Old NC Hwy 86*
I -85/US Hi hwa 70
-Primary
Secondary
Primary
Secondary
Primary
Secondary
I
II Overlay **
... ......:...... �...........:.:..:'.>:::::.:::.,.:::::::::::........:::;::::-:<;;::;;;::;::.;:
..:.....:... .
�:<:.::::;::<::;:';:::<:>;::::::.:::. �::.>:•.::.;:::;.::<.;>: ,.::.:: >::•�:::::n
>< >.<:::i:: >: iii::::
:: >:::::: > <::: <:::::
>:::: >;::.<
Retail trade, sales and rental of durable and
convenience goods, merchandise, and equipment,
including mail order houses, in a separate, free-
standing building
A —PD
—PD
x
Retail trade, sales and rental of durable and
convenience goods, merchandise, and equipment,
including mail order houses, when located in a
service building, court or plaza, or enclosed mall
consisting of multi le uses.
A —PD
x
A —PD
x
. TE;::.,::,:........,..
.:::::.:::::::::::::.::.
�:.::::....:.,....::>::;::..::.;:.:
�.:::;:.;:.::.:::.::.::.:.
' s`:',••:`.
...:........................:..
�%;:'::::':::; 3�'.::'::..:::
.,.. �.: �.:.,:,•.,,...::::...::::::............:....::..:....:.:......
:.r >' > %:.:::.i::.r:r` �.> ' 3?'
r;:.:: i>;::;:,.::','••,'•:::>;.•: i;: x :i;::;;;;.'::::i•::::i•,:i:::ii
.,:�;;. >:.•.'•.•':::$��y:�F:::y
�:::• >:::;:i
..............:.::...:..:.:.;:;
�:: `:' ::'.iEr:ii':it":•,`. r3i:?
;::;:ii•;:•:;•.:i;:;:::;:: ;;:;:..;:i:.;
....
Banks, savings and loans, and credit unions
A —PD
A —PD
X
x
X
X
x
x
Credit agencies and institutions
A —PD
A —PD
x
X
X
X
X
Security and commodity brokers, and investment
offices
A —PD
A —PD
x
x
x
x
x
x
Insurance carriers and !gents
A —PD
A —PD
x
x
x
x
x
Real estate agents and brokers
A —PD
A —PD
x
x
x
x
x
.. : • ..::...:::. ::v.: :•.:. ... ... ..... ... .. ... ... ....... ,..... .............. ..........;vv: %i
;: ,,•;. ,... �, ili::;': �: i:{:`}:;:}; t:$ �;: iist:,•:::::''^:::' i,. s�' <::s:::ir��::::vj�:•'.;:vi::i:: iii' ri':t?}: i:: is2: ii:` ::i::�:Li >':::i::,�:::::Y:::iYt i:::::ii4:Y:y:
?i:: ?•i: i::i•:{;,6:< ? ? ^i:: �:4iS.. {v
:• is {i:>:i:i}3};:
:i ?ii:�i�:yjii:....
wn ?.:w:::::: ::i': nb::::{tiC.`.:.••:
:: isi •:{:i:vt:ti<:i:::i:Y.
ry::: i. .::. .....
{� {:•'.:j' ?
.....:...::::.;
...........
SEEM
Daycarefacility
B
B
x
Ik
x
x
x
x
Large day care home
B
B
x
x
X
x
x
X
Hotels and motels
A —PD
x
x
x
Churches
x
x
x
x
x
x
x
x
Communit center
A
A
A
A
A
A
A
Schools, elementary, middle, and high
A —PD
x
Schools, vocational
A —PD
x
x
x
x
Schools, dance, art, and music
A —PD
x
x
x
x
x
x
* Amended 1- 17 -95, 6- 26 -95.
*"Hours of operation far permitted nonresidential uses are lbited from 6.•OOA.M, to 11:00 P.M. in the Primary Overlay Area. r
Economic Development Districts Design Manual v Page 2.2. 10
Jl QAA cimanriArl nPrmittp.d usP table for Hillsborough Area EDD
G�
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. 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 nor listed or the column is vacant, the use is not allowed.
Land Use
Development. Area
I- 85 /Buckhorn
Road
I- 40/01d NC Hwy 86'
I -85/US Highway 70
Primary
Secondary
Primary
Secondary
Primary
Secondar
I
II
Overlay"
.::::. w.:..::::::: x:.:: •.:. v ::::.:..:..:..:.:...................:...
M�4
v..:...:......
. {:.....:::L:•:•:<G:ryiiYiii:•i�
%:i >. {: {: iti v��:i {tiii T:,'.i; is ii i:•iiyiii�i.v�:i
nisi: •Y: ?::ii::: {:J:
•iiyii):i �: iiii
{:::isi::::: ?ii' iii' is2{ 4:• i' ii: isii:: iiY{ i:{;::: i5} ijiiiY+: i:::?::
fi :::Y <iiii;:i�:i�iiii"::L:'; {•: iii {: :' iii :•: >. >i:; }:it {::i:S::
Y{:: i:::::: Y: v: 4:isiiii:•.i'ri:s::i:•iiiiiii::
?:$' +'ii ii :i$nt� 'y;:;}
iii'i: is 'ti: ?:.:::i':Yiiii<::i {:F: {v:{i: ii:{ {r':vii:•i:•ivii:j
Beauty and barber shops
A —PD
A —PD
x
x
X
x
X
x
Clubs and lodges, and social, fraternal, and union
clubhouses
A —PD
A —PD
—PD
A —PD
A —PD
A —PD
A —PD
A —PD
Indoor theaters
A —PD
X
x
x
Funeral homes
A -PD
x
x
x
x
Health services, including doctors and dentists
offices, and medical and dental laboratories
A —PD
A —PD
x
x
x
x
x
x
Laundry, dry cleaning, and shoe repair services
A -PD
A -PD
x
- -'
X--/ -
- - -x
x
x
Libraries
A —PD
A —PD
X
X
X
x
X
x
Golf driving and practice ranges
x
Art/photographic studios
A —PD
A —PD
X
X
X
x
x
x
Recreational facilities Non- oflt
A —PD
A —PD
A —PD
A —PD
—PD
A —PD
A —PD
A —PD
Recreational facilities Profit
A —PD
A —PD
A —PD
A —PD
PD
A —PD
A —PD
A —PD
Repair service, electronic and appliance
A —PD
A —PD
x
x
x
x
x
Research facility
x
x
x
x
Assembly facility - less than 300 person capacity
A —PD
X
X
A —PD
x
Assembly facility - 300 or more person capacity
A —PD
X
X
A —PD
X.
Motor vehicle maintenance and repair (body shop)
A —PD
x
Other offices and personal services; e.g., attorneys,
watch and jewelry repair, computer programming
and data processing, employment and travel
agencies, advertising agencies, and accounting,
engineering, architectural, and surveying offices
A —PD
A —PD
x
x
x
x
x
" Amended 1- 17 -9S,• 6- 26 -9S.
" *Hours of operation for permitted nonresidential uses are knited from 6.00A.M. to 11:00 P.M. in the Primary OverlayArea.
Economic Development Districts Design Manual X see amended permitted use table for Hillsborough Area EDD Page 2.211
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. 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 alClass AS pecial Use:( "B ").
Where the use is nor listed or the column is vacant, the use is not allowed.
Land Use
Development Area
I- 85 /Buckhorn Road
I -40 /Old NC Hwy 86*
I -85/US Highway 70
Primary
s
Secondary
Primary
Secondary
Primary
Secondary
I
II
Overlay"
. ..........................................................................................::.:..:.::::.:.::::...::::...::::::::.::::.:.::.
............::..:.....:........
Governmental protective services
(Police and &e stations, rescue squads, and
volunteer fae departments)
x
x
x
x
x
x
x
Parks, public and non—profit
x
x
x
X
x
x
x
Governmental facilities and office buildings
Includin solid waste collection centers
x
x
x
x
x
x
x
x
:::L7S•
Accessor uses - -- ' -- - -- - - -- - -- --
x
x
x
x
x
x
x
Historic buildings for non— residential/mixed use
A
A
A
A
A
A
A
A
* Amended 1- 17 -95,• 6- 26 -95,
* *Hours of operation for permitted nonresidential uses are lunited from 6.•OOA.M. to 11:00 P.M. in the Hoary Overlay Area.
X see amended permitted use table for Hillsborough Area EDD
Economic Development Disirkts Design Manual
Page 2.2.12
4
- This page left blank intentionally -
PERMITTED USE TABLE - ECONC IC DEVELOPMENT DISTRICTS Attachment,3
NOTE: The following table indicates uses which may be permitted in the Hillsborough Area Economic Development Districts. Many of the uses listed
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 which such uses would be appropriate within an Economic Development
District. Sector refers to NAICS use structure as amended from time to time.
Where an "X" appears in the column, the use is allowed, and development plans will be reviewed and approved by County staff provided other
requirements of the subdistricts are met. If the letter "A" appear in the column, the use is allowed, but only after a public Bearing has been
conducted, and the use has been approved by the Board of Commissioners as a Class A Special Use ( "A ") or a Planned Development ( "A -PD ").
Where the use is not listed or the column is vacant, the use is not allowed.
*Amended 1- 17 -95; 6 -26 -95
** Hours of operation for permitted nonresidential uses are limited from 6:00 A.M. to 11:00 P.M. in the ED -LNR subdistrict. Hours of operation
in other districts may beset by a condition in the Special Use Permit. C-1
* ** (Drive -in restaurants are not permitted in the Hillsborough Area EDD) Q
C:
I i i Li mi. AFF
gnomic Develoament Districts oe
EFLAND
- This page left blank intentionally -
0
ca��b
2. Text Amendments to Article 6.29.3 of the Orange County Zoning Ordinance
(Economic Development Districts Design Manual)
a. Change "Class A Special Use" to "Class B Special Use" when
referring to special uses approved by the Board of Adjustment.
b. Consider changes (including the addition or deletion of uses) to
the Permitted Use Table and changes in process for approval of
uses for the 1 -85 /Buckhorn Road Primary Development Area.
Craig Benedict made a PowerPoint presentation. The County put together Economic
Development Districts in the design manual in 1995 and there has been little if any
activity in some of these EDDs. The Buckhorn EDD is entirely a primary use area.
Secondary uses could include residential. This item suggests amendments to the
permitted use table to suggest new uses and to delete some uses. In this area,
vocational schools are permitted, but not public schools. It is suggested to add public
schools to this EDD as a special use class A permit. The uses that are being suggested
to be deleted include motor freight terminals, storage and distribution of petroleum
products, and motor vehicle repair and maintenance. Restaurants within enclosed
buildings are acceptable as well as retail, finance, insurance, and real estate. Also,
beauty and barbershops, doctors' offices, laboratories, computer programming, etc.
These changes are for the Buckhorn EDD.
Craig Benedict pointed out an error in the book that refers to class A special use permits
going to the Board of Adjustment. Class B goes to the Board of Adjustment and class A
goes to the Board of County Commissioners and the Planning Board.
Chair Brown asked why automotive uses were being eliminated. Craig Benedict said
that this would only include paint and body repair activities. Vehicle maintenance would
still be allowed.
Commissioner Gordon made reference to page 51 of the permitted use table which
included vocational schools. She said that the reason we are considering these
changes to the permitted uses is because of the desire to site a middle school in the
economic development district. She would like the middle school to be in a secondary
development area that did not have residential. She does not want to change the entire
EDD primary area just to include schools here. She is concerned about all the other
permitted uses that would be around a school (i.e., manufacturing) and their effect on
the quality of the school. She would prefer having the schools in the secondary EDD
area. Commissioner Halkiotis noted that the newest charter school was built at
Meadowlands, in the heart of the industrial park in Hillsborough. It is important to note
that we are going to have to build schools in urban areas. It is a new era.
Commissioner Jacobs said that he thinks that we can refine this EDD just like the one in
Hillsborough. He said that the Board has within its control the opportunity to design this
in such a way that compatible uses are present and schools would not have to be close
to the industrial area.
Chair Brown said that it was a nice simple process to add schools to the permitted use
table. This is an opportunity to make something really nice at the Buckhorn EDD. She
pointed out that the two most recent elementary schools in the Chapel Hill - Carrboro City
School district are located next to commercial areas.
Commissioner Halkiotis said that this area is developing on its own in a wild fashion and
something needs to be done quickly and done right.
Renee Price said that there is a desire for schools to have more of a community feel.
She said that the schools should have access to residential areas and should not be
segregated from other parts of the community. Some children should be able to walk to
school.
Crauford Goodwin asked if air quality for the school areas has been examined. Craig
Benedict said that they did consider this. NCDOT has said that they have just installed a
bypass system for the weigh station and most trucks will be able to drive by the facility
and not have to stop. Air quality is a valid concern and they are considering it in the
deliberations.
Barry Katz said that he is very interested in air pollution related to the highways. He
asked Craig Benedict to talk to the Environmental Protection Agency. He is also
concerned about the sewer capacity in this area. This could be a limiting factor.
Hunter Schofield said that if a school does locate there and if children's health is a
concern, then it is paradoxical to put the school in a more rural area that would generate
more pollution with commuting and transportation times.
Commissioner Halkiotis said that very few kids walk to school - they ride school buses or
cars. There are many more children who walk to school in the CHCCS because of the
urban setting.
There was no public comment for this item
MOTION BY BOCC: A motion was made by Commissioner Gordon, seconded by
Commissioner Jacobs to accept the Planning's Staff recommendation to refer the
proposed amendments to the Planning Board for a recommendation to be
returned no sooner than October 1, 2003.
VOTE: UNANIMOUS